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Central Valley · Stanislaus CountyYour Modesto mortgage broker.
From the orchards of the Central Valley to a new build out past Salida, North Bay Capital helps Modesto families find the right loan and a payment that actually pencils out.
Mortgage broker serving Modesto, CA
Modesto sits at the heart of the northern San Joaquin Valley, where Highway 99 meets Highway 132 and almond orchards still ring the edges of town. It is one of the most genuinely affordable mid-size markets in California, and that affordability shapes everything about how people buy here. A typical Modesto home costs a fraction of what the same square footage runs across the Altamont in the Bay Area, which is exactly why so many commuters and first-time buyers have planted roots in Stanislaus County over the last decade.
Because prices sit well under the $545,100 FHA limit for the county, the loan programs that matter most in Modesto are the ones built for everyday buyers: FHA with 3.5% down, conventional loans with low-down-payment options, VA for the area's many veterans, and USDA financing for the rural pockets around Empire, Hickman, and the unincorporated land east of town. We see far more first-time buyers in Modesto than jumbo borrowers, and the loans are sized accordingly.
New construction is a real part of this market, too. Builders are active in Salida, north Modesto, and the Village One and Carver-Crows Landing growth areas, and we field steady interest in building from the ground up on parcels out toward Oakdale and Riverbank. North Bay Capital works with Modesto buyers on FHA construction and one-time-close financing so a single loan covers the lot, the build, and the permanent mortgage without refinancing twice. We are based in Santa Rosa but licensed across California, and we serve Modesto buyers the same way we serve our home county.
Modesto is California affordability in action: a Central Valley city where everyday FHA, USDA, and VA buyers, not jumbo borrowers, drive the market and a new build is still within reach.
Loans we write most in Modesto
The financing that fits this market — tap one to dig into the details.
Neighborhoods and communities we serve
Neighborhoods & communities: College Area · La Loma · Village One · North Modesto · Salida · Empire · Riverbank · Ceres.
Around town: Downtown Modesto Arch · Gallo Center for the Arts · McHenry Mansion · Modesto Junior College · Tuolumne River Regional Park · Vintage Faire Mall.
The 2026 FHA 1-unit loan limit for Stanislaus County is $545,100, the national FHA floor, which comfortably covers most Modesto-area home prices and makes FHA's 3.5% down a realistic path for local buyers.
Home loans in Modesto, answered
Do you offer FHA loans in Modesto?
Yes. FHA is one of our most-used programs for Modesto buyers because the county's 2026 FHA limit of $545,100 covers most local home prices. With just 3.5% down and flexible credit guidelines, it is often the easiest path to homeownership in Stanislaus County.
Can I get a construction loan in Modesto, California?
Absolutely. We help Modesto-area buyers finance new builds with FHA construction and one-time-close loans, which combine the land, construction, and permanent mortgage into a single loan. That is a strong fit for the active building going on around Salida, north Modesto, and out toward Oakdale and Riverbank.
Are USDA loans available around Modesto?
Yes, in the right areas. Many of the rural and unincorporated parts of Stanislaus County, including land toward Empire, Hickman, and Oakdale, fall inside USDA-eligible boundaries. USDA financing offers zero down payment for buyers who meet the income and location requirements, and we can check your specific address.
Does North Bay Capital have an office in Modesto?
We are based in Santa Rosa at 1000 Clark Street and are licensed throughout California, so we serve Modesto and all of Stanislaus County remotely. You will work directly with Jesse Gonzalez and our team by phone, email, and our online portal, with the same local attention we give buyers in our home county.
Let's talk about your Modesto home loan.
Tell us about your purchase, refinance, or build and we'll map a clear path — payment estimates, the right program, and the documents to gather. No pressure, just a straight answer from a Stanislaus County broker who knows the market.